312 Crosscreek Dr · Princeton, TX 75407

$239,900

3 bd · 2.0 ba · 1,816 sqft · SingleFamily public records · 2 Days on market

Built 2013 6,098 sqft lot $132/sqft · 26% below area Est $324k · 26% under $21/mo HOA · 1% of rent ↓ 4% since listing

---

Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• Schools +4.2/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

START IN STYLE! Corner fireplace in den with windows overlooking the back yard. Open concept kitchen with tiled floor, spacious walk-in pantry & island with sink. Big windows overlook the back yard from the master bedroom. His and her sinks, tiled floor & big WIC in master bath. Tiled floor in hall bath. Study has French doors. Covered patio.

Key facts

• Easy access to hwy 5
• 6,098 sq ft lot
• 2 garage spots

Tags

• QUIET WELL KEPT NEIGHBORHOOD
• MINUTES FROM SHOPPING
• EASY ACCESS TO HWY 380
• EASY ACCESS TO HWY 5

Property features AI

Finance

• Financial info: Accepts cash and conventional financing
• HOA & community: Mandatory HOA (Creekview Estates); HOA management: Creekview Estates; HOA fee $125 semi-annually (management fees included)

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 2013
• Exterior features: Less than 0.5-acre lot; Subdivision: Creekview Add

Interior

• Kitchen: Built-in cabinets; Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom 15 x 14 on main level; Two additional bedrooms 10 x 10 on main level; Office 10 x 10 on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas fireplace
• Interior features: Open floorplan; Kitchen island; Walk-in closet(s); One living area; One dining area; 7 total rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (14.3% below list).
• Recommended offer: $199k (17.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 62/100 on livability (#969 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Princeton ISD (suburban): math 51% / reading 47% proficiency, ranked #188 of 826 in TX (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lacy El (math 44% / reading 44%, grade F, #1,243 of 4,322 statewide, top 29%, 670 students, 59% FRL); Clark Middle (math 53% / reading 42%, grade C-, #408 of 1,662 statewide, top 25%, 707 students, 66% FRL); Princeton H S (math 52% / reading 54%, grade C-, #437 of 1,632 statewide, top 27%, 1,521 students, 57% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents soft (-1.0%/yr); 1410 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,098 (17.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.13%
• DSCR: 0.82
• GRM: 9.7

CMA / ARV

• ARV (median comp): $324,151
• List price: $239,900
• Delta: -24.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Timber Dr	0.15mi	3/2.0	1,766 (-3%)	0mo	$274,700	$156	88
417 Wydown Dr	0.23mi	3/2.0	1,764 (-3%)	2mo	$309,990	$176	83
209 Timber Dr	0.11mi	3/2.0	1,664 (-8%)	3mo	$274,900	$165	79
408 Wydown Dr	0.27mi	3/2.5	1,764 (-3%)	3mo	$319,990	$181	78
406 Kingsbury Ave	0.38mi	3/2.5	1,810 (-0%)	2mo	$319,990	$177	78
521 Big Bend Pkwy	0.23mi	3/2.0	1,606 (-12%)	1mo	$289,990	$181	70
409 Kingsbury Ave	0.35mi	3/2.0	1,606 (-12%)	2mo	$308,990	$192	62
117 W Gantt St	0.67mi	3/2.5	1,778 (-2%)	1mo	$325,000	$183	62
1003 Sapphire Dr	0.58mi	4/2.0 (+1)	1,630 (-10%)	1mo	$285,000	$175	50
1211 Longneck Rd	0.73mi	3/2.0	1,652 (-9%)	1mo	$375,000	$227	50
203 Griffith Dr	0.73mi	4/2.5 (+1)	1,651 (-9%)	1mo	$249,980	$151	43
806 Opal Path	0.73mi	4/2.0 (+1)	1,590 (-12%)	1mo	$259,000	$163	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.1%
• Equity multiple: 0.11×
• Total profit: $-59,455
• Equity at exit: $35,770

10-year hold

• IRR: -43.1%
• Equity multiple: -0.39×
• Total profit: $-93,371
• Equity at exit: $20,742

Cash invested: $67,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75407

• Home prices YoY: -30.3%
• Rents YoY: -1.0%
• Active inventory: 1410
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,055 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$475 /mo · $5,703/yr
• Insurance: −$100
• HOA: −$21
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-231

Break-even live

Break-even rent $2,347

Max offer price $199,098

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-163	+0% $-231	+5% $-299	+10% $-367
Rent	-10% $-393	-5% $-312	+0% $-231	+5% $-150	+10% $-69
Rate	-1.0pp $-110	-0.5pp $-170	base $-231	+0.5pp $-293	+1.0pp $-356

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 Creekwood Dr Princeton, TX	3.0	2.0	1754	$1,795	$1.02	0d	1	0.04mi
412 Stonecreek Dr Princeton, TX	3.0	2.0	1763	$1,950	$1.11	45d	1	0.04mi
713 Cedar Cove Dr Princeton, TX	3.0	2.0	1366	$1,840	$1.35	0d	1	0.11mi
515 Creekside Dr Princeton, TX	3.0	2.0	1540	$1,900	$1.23	45d	1	0.14mi
433 Waterman Ave Princeton, TX	4.0	2.5	2515	$2,400	$0.95	26d	1	0.27mi
418 Kingsbury Ave Princeton, TX	4.0	2.0	1810	$2,095	$1.16	45d	1	0.36mi
406 Kingsbury Ave Princeton, TX	3.0	2.0	1810	$2,095	$1.16	45d	1	0.38mi
767 Myrtle Ln Princeton, TX	3.0	2.0	1516	$1,775	$1.17	6d	1	0.41mi
767 Myrtle Ln Princeton, TX	3.0	2.0	1516	$1,790	$1.18	9d	1	0.41mi
812 Black Hawk Dr Princeton, TX	4.0	2.0	1996	$1,995	$1.00	26d	1	0.45mi
771 Bayonet St Princeton, TX	3.0	2.0	1516	$1,850	$1.22	23d	1	0.46mi
236 Cr-454 Princeton, TX	3.0	2.5	1680	$2,030	$1.21	0d	1	0.46mi
414 Sweet Shade Ln Princeton, TX	3.0	2.0	1700	$1,900	$1.12	45d	1	0.48mi
811 Emerald Dr Princeton, TX	4.0	2.0	2080	$2,250	$1.08	45d	1	0.48mi
417 Sweet Shade Ln Princeton, TX	4.0	2.0	1726	$1,900	$1.10	19d	1	0.48mi
908 Mercury Dr Princeton, TX	4.0	2.0	1630	$1,875	$1.15	45d	1	0.49mi
101 Teakwood Dr Princeton, TX	4.0	2.0	1812	$2,000	$1.10	23d	1	0.49mi
409 Buckeye Ave Princeton, TX	4.0	2.0	1726	$1,850	$1.07	45d	1	0.49mi
712 Prairie Creek Dr Princeton, TX	4.0	3.0	2049	$2,350	$1.15	45d	1	0.51mi
715 Mulberry Dr Princeton, TX	3.0	2.0	1298	$1,695	$1.31	26d	1	0.52mi
780 Evergreen St Princeton, TX	4.0	2.0	1838	$2,069	$1.13	45d	1	0.60mi
1008 Emerald Dr Princeton, TX	4.0	2.5	2119	$2,300	$1.09	45d	1	0.60mi
203 Cedar Creek Dr Princeton, TX	3.0	2.0	1324	$1,975	$1.49	20d	1	0.61mi
205 Cedar Creek Dr Princeton, TX	4.0	2.0	1943	$1,825	$0.94	45d	1	0.61mi
596 N Beauchamp Blvd Princeton, TX	1.0–2.0	1.0–2.0	1009	$2,070	$2.05	0d	40	0.61mi
309 Hackberry St Princeton, TX	3.0	2.0	1594	$1,800	$1.13	45d	1	0.62mi
1101 Emerald Dr Princeton, TX	4.0	2.0	1630	$1,800	$1.10	26d	1	0.64mi
905 Rosewood St Princeton, TX	3.0	2.0	2000	$1,956	$0.98	23d	1	0.67mi
1206 Arizona Princeton, TX	3.0	2.0	1619	$1,795	$1.11	19d	1	0.68mi
815 Evergreen St Princeton, TX	4.0	2.0	1835	$1,999	$1.09	45d	1	0.69mi
913 Rosewood St Princeton, TX	4.0	2.0	2000	$2,050	$1.02	45d	1	0.69mi
810 Silverbell St Princeton, TX	3.0	2.0	1602	$1,749	$1.09	9d	1	0.70mi
1109 Sassafras Dr Princeton, TX	3.0	2.0	1606	$1,850	$1.15	12d	1	0.70mi
917 Rosewood St Princeton, TX	4.0	2.0	2000	$2,100	$1.05	5d	1	0.70mi
904 Opal Path Princeton, TX	4.0	2.0	1891	$1,995	$1.05	45d	1	0.72mi
1001 Rosewood St Princeton, TX	4.0	2.0	2000	$1,995	$1.00	26d	1	0.72mi
922 Evergreen St Princeton, TX	4.0	2.0	1838	$1,900	$1.03	7d	1	0.73mi
1209 Juniper Princeton, TX	4.0	2.5	2174	$2,099	$0.97	45d	1	0.73mi
1105 Daffodil St Princeton, TX	3.0	2.0	1606	$2,090	$1.30	20d	1	0.73mi
1223 Arizona Princeton, TX	4.0	2.5	2169	$1,995	$0.92	45d	1	0.76mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 23 events

1. 2026-06-21
   pricedays on marketlisting id $239,900 Active 2 DOM
2. 2026-06-18
   days on market $245,900 Active 172 DOM
3. 2026-06-17
   days on market $245,900 Active 171 DOM
4. 2026-06-16
   days on market $245,900 Active 170 DOM
5. 2026-06-15
   days on market $245,900 Active 169 DOM
6. 2026-06-13
   days on market $245,900 Active 167 DOM
7. 2026-06-13
   days on market $245,900 Active 166 DOM
8. 2026-06-09
   days on market $245,900 Active 163 DOM
9. 2026-06-08
   days on market $245,900 Active 162 DOM
10. 2026-06-07
    days on market $245,900 Active 161 DOM
11. 2026-06-04
    days on market $245,900 Active 158 DOM
12. 2026-06-03
    days on market $245,900 Active 157 DOM
13. 2026-06-02
    days on market $245,900 Active 156 DOM
14. 2026-06-01
    days on market $245,900 Active 155 DOM
15. 2026-05-31
    days on market $245,900 Active 154 DOM
16. 2026-04-01
    price $274,900 510-char remark
17. 2025-12-18
    listed $285,000 Active 510-char remark
18. 2013-02-26
    soldstatus
19. 2013-02-14
    soldstatus Closed 356-char remark

    Show marketing remark (356 chars)

    START IN STYLE! Corner fireplace in den with windows overlooking the back yard. Open concept kitchen with tiled floor, spacious walk-in pantry & island with sink. Big windows overlook the back yard from the master bedroom. His and her sinks, tiled floor & big WIC in master bath. Tiled floor in hall bath. Study has French doors. Covered patio.

20. 2013-01-23
    status Pending 356-char remark

    Show marketing remark (356 chars)

    START IN STYLE! Corner fireplace in den with windows overlooking the back yard. Open concept kitchen with tiled floor, spacious walk-in pantry & island with sink. Big windows overlook the back yard from the master bedroom. His and her sinks, tiled floor & big WIC in master bath. Tiled floor in hall bath. Study has French doors. Covered patio.

21. 2013-01-11
    historical Active Option Contract 356-char remark

    Show marketing remark (356 chars)

    START IN STYLE! Corner fireplace in den with windows overlooking the back yard. Open concept kitchen with tiled floor, spacious walk-in pantry & island with sink. Big windows overlook the back yard from the master bedroom. His and her sinks, tiled floor & big WIC in master bath. Tiled floor in hall bath. Study has French doors. Covered patio.

22. 2012-12-17
    listed $139,900 Active 356-char remark

    Show marketing remark (356 chars)

    START IN STYLE! Corner fireplace in den with windows overlooking the back yard. Open concept kitchen with tiled floor, spacious walk-in pantry & island with sink. Big windows overlook the back yard from the master bedroom. His and her sinks, tiled floor & big WIC in master bath. Tiled floor in hall bath. Study has French doors. Covered patio.

23. 2010-10-08
    soldstatus $250,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $5,703 · $475/mo
• Projected year-2 tax: $5,703 · $475/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,658
• − Mortgage interest: −$13,438
• − Property taxes: −$5,703
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − HOA: −$252
• − Depreciation: −$6,979
• Taxable loss: −$6,859
• Est. tax savings @ 24.0%: +$1,646
• After-tax cash flow: $-1,125/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Princeton ISD
• NCES district ID: 4835850
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $54,827
• Composite: 42.44/100
• National rank: #3226
• State rank: #188 of 826 in TX

Livability — Princeton

• Score: 62/100
• State rank: #969
• US rank: #17215

Category grades

Amenities F Commute F Cost of living A Crime B Employment A+ Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeton, TX
• County: Collin County · 1,159,394 people
• City population: 69,325
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 34,171
• Household income: $100,037
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 368.0

Population outlook (Collin County) Hauer SSP2

• Today (2025): 1,210,074 people
• By 2030: 1,358,201 · +12.2%
• By 2040: 1,654,061 · +36.7%
• By 2050: 1,937,359 · +60.1%
• By 2075: 2,567,039 · +112.1%
• By 2100: 2,952,048 · +144.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Hispanic / Latino 30% Black 17% Two or more races 10% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 2% Romanian 1% Russian 1%
• Foreign-born: 15% · Canada, China, Mexico
• Languages at home: 70% English-only · Spanish 22% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Collin

• 2024 margin: R (+11.1) · D 43.1% · R 54.3% · Other 2.6%
• 2008→2024 swing: +14.4pp toward D · 2008: -25.6pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+4.3 2016: R+17.0 2012: R+31.6 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.99%
• Current HPI: 238.9373
• Rent YoY: ▼ -1.02%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-4.0% since first listed

11 events — show timeline

• 2026-06-19 Listed $239,900 NTREIS
• 2026-06-18 Listing Removed — NTREIS
• 2026-05-20 Price Changed $245,900 NTREIS
• 2026-04-01 Price Changed $274,900 NTREIS
• 2025-12-18 Listed $285,000 NTREIS
• 2013-02-26 Sold (Public Records) — Public Records
• 2013-02-14 Sold (MLS) — NTREIS
• 2013-01-23 Pending — NTREIS
• 2013-01-11 Contingent — NTREIS
• 2012-12-17 Listed $139,900 NTREIS
• 2010-10-08 Sold (Public Records) $250,000 Public Records

Property tax history

+16.7%/yr

Latest (2025): $5,703 · -3.9% YoY. Source: county tax records.